North Miami Beach
Housing Market
Median sale price $475,000, down 4.9% year over year, with homes going under contract in about 107 days.
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Housing Market Analyst
Prices are down 4.9% versus the prior year, but sellers are still collecting 89.1% of asking. Taken together, the data leans toward buyers — leverage is real for those ready to use it.
Who has leverage right now
Leverage scores are derived from the Momentum Score (supply, demand, speed, pricing power, and trend). Right now the data favors buyers.
- Mortgage sensitivity — at 7.6× income, this market is highly sensitive to rate moves; rate relief tends to show up in demand here quickly.
Derived from current North Miami Beach data, not a prediction or guarantee. Markets move; talk to an agent before acting on any single reading.
Where North Miami Beach is hot — and where it isn't
Each dot is a community (106 shown, sized by sales volume rank). Click any dot to open its full neighborhood guide.
The read on North Miami Beach
The median sale price across North Miami Beach currently stands at $475,000, down 4.9% from a year ago. Buyers are paying a median of $381 per square foot. The typical home goes under contract in about 107 days. Sellers are capturing 89.1% of their original asking price on average.
North Miami Beach prices sit below the Miami-Dade County median by roughly 13%. Zillow's home value index for Miami-Dade County stands at $522,601. About 17% of listings county-wide have taken a price cut — a useful gauge of seller flexibility.
Weighing supply, demand, speed, pricing power, and trend together, the Momentum Score for North Miami Beach is 29 of 100 — soft market territory. This page recalculates every day as new MLS data lands, so the numbers above reflect the market as of August 6, 2026.
North Miami Beach since 2012 — and where it’s heading
A median home here sold for $379,000 in 2012 and $1,181,786 over the last recorded year — 212% appreciation across 14 years of recorded sales. Cash buyers took 70% of recent sales, down from a 70% peak.
Median sale price · 2012–2026 (10,310 recorded sales)
Days on market by year
Cash buyers · share of sales
Home value trend · Miami-Dade County (Zillow ZHVI)
For-sale inventory · county (Zillow)
What’s driving North Miami Beach
Top inbound states: NY, CA, TX, NJ. Movers arriving report ~$127,200 average income. Source: IRS SOI county-to-county migration, 2022-2023
56,357 Citizens policies in force in Miami-Dade County — the state-backed insurer of last resort. Budget insurance into any Miami-Dade purchase before you fall in love with a house. Source: Citizens Property Insurance, Detail by County, April 2026
2,666 single-family · 13,869 multi-family · 6.2 per 1,000 residents. Future supply pressure starts here. Source: U.S. Census Bureau, Building Permits Survey, 2025
The calls we’re making from today’s data
The sharpest 1-yr median swing among tracked communities. Thin samples can exaggerate swings — verify with a comp analysis before treating it as trend.
Buyers: ask for concessions — rate buydowns and repair credits are back on the table. Sellers: presentation and the first two weekends decide your outcome; price accordingly.
Generated from today’s data by Momentum’s analysis engine and reviewed on a rolling basis by our broker team.
Neighborhoods on the move
| 1000 ISL BLVD WILLIAMS ISNorth Miami Beach | $550K | ▲ 39% |
| 7000 ISL BLVD WILLIAMS ISNorth Miami Beach | $1.57M | ▲ 31% |
| JADE SIGNATURE CONDONorth Miami Beach | $4.75M | ▲ 14% |
| POINT EAST SEC II CONDONorth Miami Beach | $159K | ▲ 12% |
| SOLE CONDONorth Miami Beach | $535K | ▲ 12% |
| ARLEN HOUSE CONDONorth Miami Beach | $300K | ▼ 29% |
| WILLIAMS ISLANDNorth Miami Beach | $840K | ▼ 28% |
| WINSTON TOWERS 100 CONDONorth Miami Beach | $285K | ▼ 24% |
| WINSTON TOWERS 700 CONDONorth Miami Beach | $356K | ▼ 23% |
| PORTO BELLAGIO CONDONorth Miami Beach | $425K | ▼ 22% |
| FULFORD BY THE SEANorth Miami Beach | $473K | 22 days |
| OCEANIA II CONDONorth Miami Beach | $1.06M | 28 days |
| 7000 ISL BLVD WILLIAMS ISNorth Miami Beach | $1.57M | 42 days |
| WINSTON TOWERS 500 CONDONorth Miami Beach | $422K | 42 days |
| POINT EAST SEC II CONDONorth Miami Beach | $159K | 44 days |
North Miami Beach ZIP codes
Most active communities
Put this data to work
The questions people actually ask
Should I buy a house in North Miami Beach right now?
The data says conditions currently favor buyers in North Miami Beach — the Momentum Score reads 29/100. For buyers that means preparation over hesitation: well-priced homes still move fast, but there is more room to negotiate than a year ago. The right timing always depends on your rate, your equity, and how long you plan to stay — not just the market.
Is North Miami Beach becoming more affordable?
Yes, modestly — the median sale price in North Miami Beach is $475,000, down 4.9% versus the prior year, while sellers still capture 89.1% of asking price. Softening prices plus normal-length marketing times mean affordability is improving at the margin, though financing costs matter more than list prices for most monthly payments.
Where are prices falling fastest in North Miami Beach?
Among tracked communities with enough sales to measure, the sharpest 1-year median declines are ARLEN HOUSE CONDO (-29%); WILLIAMS ISLAND (-28%); WINSTON TOWERS 100 CONDO (-24%). Note that community-level medians move on small sale counts — a few high- or low-end closings can swing them — so treat these as leads for a comp analysis, not verdicts.
Which North Miami Beach neighborhoods are most competitive?
Measured by speed of sale, the fastest-moving tracked communities right now are FULFORD BY THE SEA (22 days); OCEANIA II CONDO (28 days); 7000 ISL BLVD WILLIAMS IS (42 days) — homes there go under contract well ahead of the market-wide pace of 107 days.
How does North Miami Beach compare to the rest of Miami-Dade County?
North Miami Beach's median of $475,000 runs 13% below the county-wide median of $547,500, and homes here take 107 days to go under contract versus 69 county-wide.
North Miami Beach housing market FAQ
What is the median home price in North Miami Beach?
The median sale price in North Miami Beach is currently $475,000, down 4.9% from a year ago, based on MLS sales data updated August 6, 2026.
Is North Miami Beach a buyer's or seller's market right now?
The data currently favors buyers. North Miami Beach scores 29 of 100 on the Momentum Score. Conditions change; this page updates daily.
How long do homes take to sell in North Miami Beach?
The typical home in North Miami Beach goes under contract in about 107 days, per current MLS data.
Are home prices in North Miami Beach rising or falling?
Median sale prices are down 4.9% year over year based on a rolling comparison of MLS sales.
Momentum agents use this intelligence every day to price listings and write winning offers across North Miami Beach. Talk through what the numbers mean for your move.
Every number on this page is computed directly from licensed Florida MLS feeds, recorded public sales, Zillow Research, and U.S. Census data — nothing is manually adjusted or estimated by hand. Medians use recorded closed sales; supply figures use live listing counts refreshed twice daily; the Momentum Score methodology is summarized .
Analyst oversight: Jon Brooks — Co-Founder, Momentum Realty · CEO, Momentum Research · Housing Market Analyst · methodology reviewed quarterly · Last data refresh: August 6, 2026 at 7:18 PM ET
Statistics on this page are computed automatically from licensed MLS feeds and public data sources (Zillow Research, U.S. Census Bureau) and summarized without manual review. Figures are estimates based on recent recorded activity, are deemed reliable but not guaranteed, and should be verified with a licensed agent before making decisions. This page does not constitute an appraisal or an automated valuation of any specific property. Momentum Realty is licensed in Florida and Georgia. Equal Housing Opportunity.